Type

Units

Min Area

Price Range

Other

100 sqft

S$1,200/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,200.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$240 on this acquisition.
Located 10 min (840 m) from NS17 Bishan MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

182 Bishan Street 13: HDB Resale Opportunities in a Mature Bishan Locale

Located at 182 Bishan Street 13, this HDB resale property sits within one of Singapore's most established and well-connected public housing estates. Bishan has matured into a neighbourhood characterised by excellent transport links, diverse amenities, and a well-established community fabric that appeals to a broad spectrum of homebuyers and investors alike.

The development's most significant advantage lies in its proximity to Bishan MRT Station on the North-South Line. Situated approximately 840 metres away—roughly a 10-minute walk—the property benefits from one of Singapore's primary transport corridors. This accessibility is instrumental in shaping both daily utility and longer-term capital appreciation prospects, as developments within close range of major MRT nodes historically command stronger rental demand and more resilient resale values. Commuters can reach the CBD in under 20 minutes, making the location attractive for professionals and businesses seeking residential stability without extended travel times.

Neighbourhood Character and Community Infrastructure

Bishan as a planning area has evolved considerably since its inception as a satellite new town. The estate now hosts a comprehensive network of schools, healthcare facilities, shopping centres, and recreational spaces. Bishan Park, a 62-hectare green space featuring lakes, cycling paths, and fitness facilities, lies within the district and provides significant lifestyle appeal to residents of all ages. The proximity to these established amenities enhances daily living standards and contributes to the neighbourhood's attractiveness for families and long-term residents.

The maturity of the Bishan estate also means that property buyers encounter a stable, predictable community environment. Unlike newer developments that experience rapid demographic shifts, Bishan's established character appeals particularly to upgraders moving from older estates and downsizers transitioning from larger homes. The social infrastructure and community bonds already in place reduce uncertainty around neighbourhood trajectory.

Market Positioning and Buyer Profiles

HDB flats in Bishan serve several distinct buyer cohorts. First-time buyers benefit from lower absolute price points compared to private residential options, whilst the estate's maturity and MRT connectivity provide confidence in long-term value stability. Upgraders seeking to move within the public housing sector often target developments in Bishan for their accessibility and established living environments. Downsizers looking to consolidate housing costs whilst maintaining neighbourhood familiarity also find Bishan appealing. For investors, the combination of stable rental demand—driven by MRT proximity and neighbourhood amenities—and moderate entry pricing creates reasonable yield prospects, though investors must account for HDB purchase restrictions and lease decay considerations over extended holding periods.

Lease Tenure and Resale Value Dynamics

All HDB flats in Singapore operate under fixed 99-year lease terms, creating a well-defined depreciation trajectory that buyers must factor into financial planning. As the lease term declines, resale values typically experience accelerated depreciation, particularly once remaining tenure drops below 80 years. Purchasers of HDB resale units in Bishan should commission professional valuations and conduct thorough lease decay analysis before committing capital. The Housing & Development Board and financial institutions factor lease tenure explicitly into lending decisions, meaning units with shorter remaining tenures may face financing constraints or require larger down payments from buyers.

Despite lease depreciation as an inherent characteristic of HDB ownership, properties in well-located estates like Bishan have historically demonstrated resilience in resale markets. The combination of strong MRT connectivity and established neighbourhood infrastructure helps mitigate some lease-related valuation pressure that affects more peripheral estates.

Financing, ABSD, and Investment Considerations

Prospective buyers must evaluate financing headroom carefully when purchasing HDB resale units. Total Debt Servicing Ratio (TDSR) limits cap borrowing capacity at approximately 55% of gross monthly income for most buyers, meaning a household earning S$5,000 monthly can typically service debt of around S$2,750. At typical Bishan HDB price points, this translates into meaningful down payment requirements, particularly for households with existing mortgage or consumer debt obligations.

Second property purchases by Singapore Citizens incur Additional Buyer's Stamp Duty at the current rate of 20%, a substantial cost that must be incorporated into investment analysis. An investor purchasing a Bishan HDB unit for S$400,000 as a second property would face approximately S$80,000 in ABSD liability alone, significantly affecting overall acquisition costs and required investment returns to justify the purchase decision.

Rental yield expectations for HDB flats in Bishan typically range between 2.5% and 4% gross annual yield, depending on exact unit specifications, floor level, and market conditions. The 10-minute walk to Bishan MRT enhances rental appeal, as tenants prioritise transport accessibility highly in property selection. However, investors must account for all acquisition costs—ABSD, stamp duty, and legal fees—when calculating break-even timelines and required holding periods.

District Supply Pipeline and Market Outlook

The Bishan planning area has been fully developed for several decades, meaning new HDB supply is minimal and resale volume constitutes the primary market driver. This limited supply backdrop historically supports price stability and demand resilience, as buyers seeking new public housing in the district must compete in the resale market. Private residential developments in adjacent areas may exert some competitive pressure on HDB pricing, but Bishan's established character and transport connectivity maintain distinct market positioning.

Looking forward, estate rejuvenation programmes affecting HDB blocks in Singapore may eventually touch elements of the Bishan housing stock, though such initiatives typically focus on common areas and facilities rather than individual unit purchases. Buyers should monitor HDB policy announcements and any masterplan revisions affecting the district, as major infrastructure projects or land use changes could influence long-term neighbourhood character and property values.

Practical Considerations for Prospective Buyers

Individuals considering purchase at 182 Bishan Street 13 should engage qualified legal counsel to conduct thorough due diligence on the specific block's condition, remaining lease tenure, and any outstanding defects liability periods. HDB resale purchases involve different contractual frameworks compared to private residential transactions, and understanding these procedural requirements is essential to protecting buyer interests. Professional surveys and structural inspections, whilst not mandatory, provide valuable insight into renovation costs and long-term maintenance liabilities.

The property's compact dimensions suggest suitability for single professionals, couples without children, or retirees seeking low-maintenance housing in an accessible location. Families with multiple children may find space constraints limiting, though unit layouts vary across Bishan's housing stock. Prospective tenants for investment purposes should assess whether dimensions and configurations align with target renter demographics in the Bishan market.

In conclusion, 182 Bishan Street 13 exemplifies the value proposition that mature, well-connected HDB estates continue to offer within Singapore's property landscape. The combination of strong MRT accessibility, established community infrastructure, and stable market demand creates a compelling case for specific buyer and investor profiles, provided they approach acquisition with clear-eyed assessment of lease decay dynamics, financing constraints, and realistic return expectations.

Frequently Asked Questions

What rental yield can an investor realistically expect from purchasing a unit at 182 Bishan Street 13?

HDB flats in well-connected estates like Bishan typically generate gross rental yields between 2.5% and 4% annually, depending on unit configuration, floor level, and prevailing market rental rates. The 10-minute walk to Bishan MRT Station enhances rental appeal substantially, as tenants prioritise transport accessibility highly when selecting rental properties. However, investors must factor in all acquisition costs including 20% Additional Buyer's Stamp Duty for second-property purchases by Singapore Citizens, stamp duty, legal fees, and potential renovation costs to calculate true net yield and break-even horizons. A unit acquired for S$400,000 would incur approximately S$80,000 in ABSD alone, meaning investors should target annual gross rental income exceeding S$10,000–S$16,000 to achieve reasonable returns, and this must be assessed against alternative investment vehicles and the long-term lease decay trajectory.

How does pricing per square foot in Bishan HDB resale compare to recent transaction data across the district?

Bishan's established maturity and MRT connectivity have historically maintained price-per-square-foot valuations within a relatively stable band compared to newer or more peripheral HDB estates. Recent resale transactions in Bishan typically range between S$800 and S$1,200 per square foot depending on unit age, lease tenure remaining, floor level, and whether the property occupies a prime or interior location within the estate. Units within 800 metres of Bishan MRT Station command pricing at the higher end of this spectrum, as the transport premium is substantial and consistent across Bishan's resale market. To assess competitiveness of any specific listing at 182 Bishan Street 13, buyers should cross-reference recent comparable sales data through HDB's published transaction history and engage qualified agents familiar with Bishan's micro-market dynamics. Properties with shorter remaining lease tenures typically trade at discounts of 10–15% relative to younger units in the same location.

What is the Additional Buyer's Stamp Duty (ABSD) impact if I purchase this property as a second residential property?

A Singapore Citizen purchasing an HDB flat at 182 Bishan Street 13 as a second residential property incurs ABSD at the current rate of 20% on the purchase price. For a property valued at S$400,000, this translates into approximately S$80,000 in ABSD liability payable upon completion of purchase. This significant cost must be factored into total acquisition expenses alongside standard Buyer's Stamp Duty, legal fees, and any agent commissions, resulting in total transaction costs typically ranging between 5% and 8% of purchase price. Investors should model ABSD impact carefully against projected rental yields and holding periods, as the 20% rate substantially compresses net returns in the early years of ownership. Permanent Residents purchasing HDB resale face additional restrictions and higher ABSD rates, making second-property acquisition particularly challenging for non-citizen homebuyers.

How does lease decay affect resale value and financing availability for units at 182 Bishan Street 13?

All HDB flats operate under 99-year leases, creating a predetermined depreciation cycle that accelerates as remaining tenure declines. Units with remaining lease terms below 80 years typically experience noticeable valuation pressure, and financial institutions may impose stricter lending criteria or require larger down payments as lease decay becomes pronounced. For buyers considering 182 Bishan Street 13, understanding the block's original construction date and therefore remaining lease tenure is critical—a unit built in 1985 would have approximately 70 years remaining in 2025, placing it within the accelerated depreciation zone where capital appreciation becomes more challenging. HDB lending policies explicitly cap financing at approximately 90% of the lower of purchase price or valuation, and valuers often discount lease-decayed units more aggressively than the actuarial depreciation alone would suggest. Long-term investors should expect declining capital appreciation and eventual difficulty refinancing or selling if they hold into the final 30 years of lease tenure.

How does proximity to Bishan MRT Station influence long-term capital appreciation and rental demand?

The North-South Line's Bishan MRT Station (NS17) represents one of Singapore's highest-capacity transport nodes, serving the north-south corridor from Jurong to Ang Mo Kio with exceptional frequency and reliability. Properties within 800 metres—a comfortable 10-minute walk—command a substantial and persistent transport premium that historically supports stronger capital appreciation and rental demand resilience compared to more peripheral estates. Tenants actively prioritise MRT proximity in rental decisions, and the Bishan catchment attracts professionals working in the CBD, Marina Bay, and Orchard areas who can commute efficiently without car dependency. The transport accessibility also underpins demand from upgraders and first-time buyers seeking value without sacrificing connectivity. However, this premium is already reflected in current Bishan pricing, meaning buyers should not expect outsized appreciation solely from MRT proximity—rather, the proximity protects against value deterioration and supports stable, predictable resale markets even during soft property cycles.

Is 182 Bishan Street 13 suitable for different buyer profiles—first-timers, upgraders, investors, and downsizers?

The development serves multiple buyer cohorts effectively. First-time buyers benefit from lower absolute entry prices compared to private residential, whilst MRT proximity and neighbourhood maturity provide confidence in value stability and rental demand should circumstances change. Upgraders moving within the public housing sector find Bishan attractive for established community infrastructure and the transition to newer, albeit smaller, accommodation at lower overall costs. Downsizers seeking to consolidate housing expenses whilst maintaining familiar neighbourhood environments often target Bishan HDB units, particularly those aged 25–35 years where units command attractive pricing without extreme lease decay. Investors appreciate the combination of stable rental yield potential, established transport connectivity, and lower capital requirements compared to private residential, though they must accept 99-year lease constraints and HDB purchase restrictions. However, the compact floor areas typical of HDB units may prove limiting for buyers with space requirements, large families, or specific lifestyle needs that favour larger private accommodations.

What TDSR constraints should I expect when financing purchase of an HDB unit in Bishan at typical market prices?

The Total Debt Servicing Ratio (TDSR) limit of approximately 55% of gross monthly income caps HDB financing capacity across most buyer profiles. A household earning S$5,000 monthly can typically service approximately S$2,750 in total monthly debt payments, constraining affordable loan amounts to roughly S$450,000–S$500,000 at current interest rates of 3.5–4%, depending on individual employment profiles and existing debt obligations. For Bishan HDB units trading at S$350,000–S$450,000, this translates into required down payments of 15–25% after accounting for TDSR constraints, requiring committed buyer capital of S$60,000–S$100,000 or more. First-time buyers utilising HDB concessional financing may access marginally better terms, whilst second-property buyers face stricter lending criteria and potentially higher rates. Households with existing mortgage or consumer debt face reduced borrowing capacity, as TDSR calculations sum all monthly obligations—a critical consideration for upgraders carrying existing HDB or private property debt.

How do competing developments and supply dynamics in the Bishan district affect pricing and investment outlook?

Bishan has been fully developed as an HDB estate since the 1980s, meaning new public housing supply within the immediate district is extremely limited and resale volume constitutes the primary market mechanism. This supply-constrained backdrop historically supports price stability and demand resilience, as buyer demand for Bishan location typically exceeds available new supply. Private residential developments in adjacent planning areas like Ang Mo Kio, Serangoon, and Macpherson create competitive dynamics at higher price points, but Bishan's established HDB character and transport connectivity maintain distinct market positioning and appeal. The rental market in Bishan remains consistently active due to MRT proximity and neighbourhood maturity, supporting investment demand even as private alternatives emerge. However, buyers should monitor HDB policy announcements and any masterplan revisions affecting the district, as major infrastructure changes or land use shifts could influence long-term market dynamics and property valuations.

Which unit stacks, floor levels, or specific locations within the Bishan area offer best value for money?

Within HDB estates, lower and middle floors typically command pricing discounts of 3–8% compared to higher floors, creating potential value opportunities for buyers who prioritise financial returns over amenity preferences. However, ground and first-floor units often attract corresponding discounts for noise and privacy concerns, whilst top floors command premiums for natural light and reduced neighbour disturbance. Units positioned towards estate perimeters near greenery or facing quieter internal circulation spaces generally sustain stronger rental appeal and capital retention. For 182 Bishan Street 13 specifically, units positioned closest to Bishan MRT Station—ideally within the same block or immediately adjacent—command the strongest transport premium and rental demand, justifying higher per-square-foot pricing if evaluating multiple options within the estate. Mid-range floors (8–12) typically represent optimal balance between premium capture and cost-effectiveness, avoiding ground-level noise and top-floor heat exposure whilst maintaining strong rental demand. Buyers should inspect specific unit orientations and sightlines carefully, as internal positioning and facing direction significantly influence livability and resale appeal independent of stated floor level.

What future supply pipeline and estate rejuvenation plans might affect Bishan property values and neighbourhood character?

The Bishan planning area contains mature HDB blocks built primarily between 1980–1995, several of which may eventually fall within HDB's estate rejuvenation programmes targeting aging housing stock. Such initiatives typically upgrade common areas, facilities, and building safety systems rather than affecting individual unit purchases, though they can enhance neighbourhood attractiveness and support property values through improved environmental conditions. Any major masterplan revisions affecting Bishan's land use, green space allocation, or transport infrastructure would represent material factors influencing long-term value and neighbourhood character. However, given Bishan's completion as a planned estate several decades ago, large-scale supply additions are unlikely, maintaining the supply scarcity that supports price stability. Buyers should review HDB's latest masterplan documents and any published estate management plans to identify potential rejuvenation timelines affecting their specific block. The continued strong demand from multiple buyer cohorts and the absence of significant competing new supply within the immediate district suggest favourable long-term outlook for Bishan properties, provided buyers accept lease decay as an inherent constraint rather than expecting unlimited capital appreciation.

[For Rent] Hdb Flat At 182 Bishan Street 13 — From S$1,200